Every new home in Cypress.
With the incentives the MLS doesn't show.
Browse live inventory by school district and price band — right here, without calling a single builder. Enter your info and we'll unlock the full guide, including the incentives that can mean thousands off your deal.
How builders really price a home — and how to stack the incentives.
Every new-construction home on the market in Northwest Houston is below — Cypress, Tomball, Magnolia, Waller, Conroe and Spring, along the Grand Parkway (99), US-290, SH-249 and I-45 corridors — by school district and price band, updated live. But the list price is not the deal. The incentives aren't in the MLS, and they're the whole ballgame. Browse the inventory, then let us pull the current incentives on whatever caught your eye.
Every new-construction home on the market — right here.
This is the live MLS feed for new construction across Northwest Houston — from Cypress and Waller out along US-290, north through Tomball and Magnolia on SH-249, and across the Grand Parkway (99) into Conroe, Willis and Montgomery County just off I-45 — sorted by school district and price band. Pick an area, pick a price band, and browse it without leaving this page. Bookmark it — the inventory turns over every week.
The list price is not the deal. Incentives never show up in the MLS. They're attached to specific homes, at specific builders, in specific weeks — and two nearly identical homes on this map can end up thousands apart once a buydown, a closing credit, or a spec discount is on the table. This page tells you what's available. It cannot tell you what's negotiable. That's the part we do for you.
Cy-Fair ISD
Cypress · US-290 & Grand Parkway 99
Waller ISD
Waller · US-290 corridor
Tomball ISD
Tomball · Magnolia · SH-249
Klein ISD
Klein · Spring · NW Harris County
Conroe ISD
Conroe · The Woodlands · I-45 & Grand Parkway 99
Magnolia ISD
Magnolia · Pinehurst · SH-249 & I-45
Willis ISD
Willis · Lake Conroe · I-45 North
Spring ISD
Spring · N Harris CountySee something you like? Don't call the builder yet. Tell us which homes caught your eye and we'll pull the current incentives on each one — and register your representation before you tour, so you don't lose it.
Get the incentives on these →Listing data provided by the Houston Association of REALTORS® and deemed reliable but not guaranteed. Prices shown are list prices only and do not reflect builder incentives, lot premiums, upgrades, or fees. Availability changes continuously.
Stop calling builders. Send us one form instead.
You could call every builder in every community above and ask each one what's live this week, which specs are aging, and what they'll actually stack. That's a part-time job, and you'd still only hear what they volunteer.
Or you tell us once what you're looking for, and we go do it. We pull the current incentives on the homes that fit, negotiate what's stackable, register your representation, schedule the tours, and hand you a side-by-side shortlist. You just choose.
Build My Customized Plan
Why builders give incentives instead of cutting price
Here's exactly what we're negotiating on your behalf — and why it's worth more than a price cut.
A builder will fight to protect the list price on paper, because every recorded sale sets the comp for the next ten homes in the community. Drop the price and they lower the whole neighborhood's value. So instead of discounting, they hand you value through the side door: rate buydowns, closing-cost credits, free upgrades, and quick-move-in discounts.
That's good news for you — the total value you capture can be larger than a price cut would have been — but only if you know what to ask for and how the pieces stack.
The five incentives — and how they stack
These rarely come as one offer. They're separate levers, and a strong buyer's agent works several at once. Examples below are illustrative only — every program and amount changes by builder, community, and week.
Rate buydown
The builder pays to lower your interest rate — temporarily or for the life of the loan. Often the highest-dollar lever.
Closing-cost credit
A dollar amount toward your closing costs, frequently tied to using the builder's preferred lender.
Design & upgrade allowance
A credit at the design center — flooring, counters, fixtures.
Quick-move-in discount
Spec homes the builder wants off the books carry the deepest concessions — especially near quarter-end.
Community concessions
Phase-specific lot-premium waivers, HOA credits, or appliance packages that come and go as a section sells out.
All of the above — together
The win isn't one incentive. It's combining the rate buydown and the closing credit and the right spec home, timed to the builder's sales calendar.
Builder incentives are third-party programs that change constantly. Nothing here is an offer, a quote, a rate, or a guarantee from Metro Realty Partners. We don't set rates or originate loans; we negotiate on your behalf and bring the current, real offers to you in writing.
The catch nobody mentions at the model home
The friendly agent in the model home is the builder's agent. They're paid to represent the builder's interests — not to find you the biggest possible stack of concessions.
You can bring your own agent and have someone fighting purely for you. The one rule: your agent generally needs to be with you on your first visit or registered before you tour — show up alone, and the builder may bar outside representation later.
Questions to ask at every model home
Print these or keep them on your phone. Ask all of them — the answers are where the stack lives.
- What incentives are active this week — and which expire soon?
- What's the difference if I use your preferred lender vs. my own?
- Are there quick-move-in or spec homes with deeper concessions?
- Is the rate buydown permanent or temporary, and who pays for it?
- What lot premiums or fees aren't in the base price?
- Can incentives be applied to closing costs instead of upgrades?
- Do I need my own agent registered on this first visit?
Let's stack the incentives on a real home.
Tell me the community or price range you're eyeing across Cypress & Northwest Houston. I'll register your representation, pull the current incentives, and bring you a side-by-side shortlist.